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St. Paul Rent Control Calculator
Calculate the maximum allowable rent increase under St. Paul Chapter 193A — the flat 3% cap, 2025 amendments, vacancy decontrol, and exemptions.
Based on St. Paul Chapter 193A as amended May 2025. For informational purposes only.
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How St. Paul’s Rent Control Works
St. Paul, Minnesota became one of the few cities in the United States to enact rent control when voters approved Chapter 193A by ballot initiative in November 2021. The ordinance caps annual rent increases at a flat 3% — notably, this is not adjusted for inflation. Unlike California’s AB 1482 (5% + CPI) or Washington’s HB 1217 (7% + CPI), St. Paul’s cap is a fixed percentage regardless of the inflation rate.
The flat 3% cap was controversial from the start. Landlords and housing economists argued it would discourage new construction and reduce the housing supply. In response, the St. Paul City Council passed significant amendments in May 2025 that introduced permanent exemptions for new construction and affordable housing, along with a partial vacancy decontrol provision.
The 2025 Amendments
The May 2025 amendments made three major changes to Chapter 193A:
- New construction permanently exempt — properties that received their first certificate of occupancy on or after January 1, 2004 are permanently exempt from the 3% cap. This is a rolling exemption that does not expire.
- Affordable housing permanently exempt — deed-restricted affordable housing and subsidized housing are permanently exempt from the cap.
- Partial vacancy decontrol — after a just-cause vacancy, landlords can increase rent by up to 8% plus CPI for the next tenant. This is a significant change from the original ordinance, which applied the 3% cap even between tenancies.
Self-Certification Exception
For increases between 3% and 8%, landlords can use a Self-Certification Exception process. This allows landlords to exceed the 3% cap without going through a full Reasonable Return petition, provided the increase does not exceed 8%. The self-certification process requires the landlord to submit documentation showing that the increase is justified by operating cost increases, capital improvements, or other qualifying factors.
Reasonable Return Petition
For increases above 8% (or above 3% for landlords who do not qualify for self-certification), the Reasonable Return petition process allows landlords to request an exception from the rent cap. The petition is reviewed by the city’s Rent Stabilization Department, which evaluates whether the proposed increase is necessary for the landlord to earn a “reasonable return” on investment. Factors considered include operating costs, capital expenditures, debt service, and comparable market rents.
Exemptions Under the 2025 Amendments
The 2025 amendments created two permanent exemptions that significantly narrowed the scope of the 3% cap:
- New construction (post-2004) — any property that received its first certificate of occupancy on or after January 1, 2004 is permanently exempt. This covers roughly 20 years of construction and was designed to address concerns that the rent cap was discouraging new housing development. Unlike Washington’s 12-year exemption, this exemption does not expire.
- Affordable housing — deed-restricted affordable housing and properties receiving government subsidies are permanently exempt. These properties are already subject to separate rent restrictions through their subsidy programs.
Minneapolis comparison
Minneapolis has the authority to enact rent control (the state enabling legislation covers both cities) but has not adopted an ordinance. Minneapolis landlords currently have no rent increase limits. However, the political environment suggests this could change, and landlords should monitor Minneapolis City Council actions.
Exception Process for Increases Above 3%
If your property is subject to the 3% cap and you need to increase rent by more than 3%, there are two pathways:
| Pathway | Max Increase | Process | Timeline |
|---|---|---|---|
| Self-Certification | 3%–8% | Submit documentation to city | Faster — administrative review |
| Reasonable Return Petition | Above 8% | Full petition and review | Longer — detailed financial review |
Frequently Asked Questions
What is the St. Paul rent cap for 2026?
The St. Paul rent cap is a flat 3% annual increase for non-exempt properties. Unlike California or Washington, this rate is not adjusted for inflation — it is 3% every year regardless of CPI. After a just-cause vacancy, landlords can increase by up to 8% + CPI for the next tenant.
Is my St. Paul property exempt from rent control?
Your property is permanently exempt if it received its first certificate of occupancy on or after January 1, 2004, or if it is deed-restricted affordable or subsidized housing. These exemptions were added by the May 2025 amendments and do not expire.
What is vacancy decontrol in St. Paul?
After a just-cause vacancy (the tenant voluntarily leaves or the tenancy ends for a qualifying reason), landlords can increase rent by up to 8% plus CPI for the next tenant. This partial vacancy decontrol was added by the 2025 amendments. It is more limited than California’s full vacancy decontrol, which allows landlords to set any rent between tenancies.
Can I increase rent by more than 3% without a vacancy?
Yes, through two pathways: (1) the Self-Certification Exception allows increases between 3% and 8% with documentation submitted to the city, and (2) the Reasonable Return petition allows increases above 8% after a full financial review. Both processes require demonstrating that the increase is justified by operating costs, capital improvements, or other qualifying factors.
Does Minneapolis have rent control?
No. Minneapolis has the legal authority to enact rent control (the state enabling legislation covers both Minneapolis and St. Paul), but the Minneapolis City Council has not adopted a rent control ordinance. Minneapolis landlords currently have no rent increase limits. However, given the political environment, this could change in future legislative sessions.
How does St. Paul’s cap compare to other states?
St. Paul’s flat 3% cap is one of the strictest in the country. California caps at 5% + CPI (typically 7–9%), Washington at 7% + CPI (currently 9.68%), and Oregon at 7% + CPI (typically 9–10%). St. Paul’s cap is also unique in that it is not adjusted for inflation, meaning the real value of the cap erodes during periods of high inflation.
What are the 2025 amendments to St. Paul rent control?
The May 2025 amendments made three major changes: (1) new construction with a certificate of occupancy on or after January 1, 2004 is permanently exempt, (2) affordable housing is permanently exempt, and (3) partial vacancy decontrol allows increases of up to 8% + CPI after a just-cause vacancy. These amendments significantly narrowed the scope of the original 3% cap.
When did St. Paul rent control take effect?
St. Paul’s rent control ordinance (Chapter 193A) was approved by voters in November 2021 and took effect on May 1, 2022. It was one of the first new rent control measures enacted in the United States in decades. The May 2025 amendments modified the original ordinance in response to concerns about housing supply impacts.
Related Resources
St. Paul’s 3% Rent Cap Guide
Exemptions, exceptions, and the 2025 rollback amendments explained in detail.
Read the guide →Vacancy Decontrol: 8% + CPI Reset
How the partial vacancy decontrol works for new tenants after a just-cause vacancy.
Understand the rules →California AB 1482 Calculator
Compare St. Paul’s 3% flat cap with California’s 5% + CPI formula.
Use the calculator →LeaseBase Property Management
Automated rent cap tracking and compliance monitoring for every unit in your portfolio.
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